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1. Definition of the area and data structure
Actual location: According to DLD, the MAYA RESIDENCES 5 building is located in Al Barsha South Fifth, within the Jumeirah Village Triangle master project.
The database contains 109 sale transactions for this building. For rentals, under the normalized name Maya Residences 5, there are 23 valid lease contracts. Separately, the overall level for Al Barsha South Fifth and the Jumeirah Village Triangle master project was tracked.
2. Sales market analysis
Activity: Over the past six quarters, between 2 and 21 transactions with one‑bedroom apartments at MAYA RESIDENCES 5 have been recorded, indicating strong demand dynamics. Activity peaked in Q2 2024 with 21 transactions.
Price dynamics (building level, 1BR, average per m², filtered by unit type and reasonable size):
– Q3 2025: 13,208 AED/m²
– Q2 2025: 13,322 AED/m²
– Q4 2024: 15,012 AED/m²
– Q2 2024: 10,206 AED/m²
– Q1 2024: 12,052 AED/m²
Thus, over the past year the average price in the building has fluctuated between 10,200 and 15,000 AED/m², with a noticeable spike at the end of 2024. Over the last 12 months, the average price in the building (1BR) has been around 13,269 AED/m².
Price dynamics (area level, 1BR):
– Over the past 18 months, the price per m² in Al Barsha South Fifth has also increased, from 13,376 AED/m² (Q2 2024) to 15,290 AED/m² (Q1 2026), with the annual trend showing moderate growth against a backdrop of volatility.
In comparison: over the last 12 months, the average price in the area is noticeably higher than in the building — 15,769 AED/m² versus 13,269 AED/m² at MAYA RESIDENCES 5.
3. Rental market analysis
Maya Residences 5 has recorded valid long‑term lease transactions, which makes it possible to assess rental rates directly for the building, not only at the area level.
Dynamics of the average rental rate for the building (annual rent per m², all apartment types, residential):
– Q4 2025: 1,116 AED/m²
– Q3 2025: 1,068 AED/m²
– Q2 2025: 1,108 AED/m²
Over the last 12 months, the average rate for the building stands at 1,088 AED/m² per year.
In the area (Al Barsha South Fifth, Jumeirah Village Triangle master project), rental growth has been even more pronounced:
– Q4 2025: 1,093 AED/m²
– Q3 2025: 957 AED/m²
– Q2 2025: 805 AED/m²
– Q1 2026: 1,060 AED/m²
– over the year, the rate has increased by almost one third.
The average rate for the area over the last 12 months is 939 AED/m² per year, which is slightly below the building level, where rents remain high.
4. Investment potential. ROI and fair price range
Indicative sale and rental levels (last 12 months):
– Average purchase price in the building: 13,269 AED/m²
– Average rent in the building: 1,088 AED/m²
– Average price in the area: 15,769 AED/m²
– Average rent in the area: 939 AED/m²
Rough yield calculation (ROI_brutto)
– Building: 1,088 / 13,269 = 8.20%
– Area: 939 / 15,769 = 5.96%
Net yield (ROI_net), assuming approximately 7% initial costs:
– Building: 8.20% / 1.07 ≈ 7.66%
– Area: 5.96% / 1.07 ≈ 5.57%
Fair price range for an investor:
– Building (target 7–8% ROI): with actual rent at 1,088 AED/m², the fair “investment” price is 13,600–15,543 AED/m².
– Accordingly, the current average transaction price in the building is at the very bottom of this fair range (relatively cheap).
– Area: the fair price for a similar yield is 11,738–13,414 AED/m², whereas the average transaction is significantly higher (15,769 AED/m²). Area‑level prices clearly need to adjust downward to become attractive for investors — or they are primarily oriented toward end users.
5. Liquidity and conclusions
MAYA RESIDENCES 5 demonstrates high liquidity and regular turnover; the rental market is fairly transparent and in demand, as confirmed by valid DLD contracts. The average price in the building remains significantly below the area level, while offering a similar or even higher rental yield (which makes the asset competitive for investors). For current average deals, the building’s ROI is close to a strong benchmark for Dubai — 7.5–8% net, taking all costs into account.
The Al Barsha South Fifth/Jumeirah Village Triangle area is also growing, but the average transaction price at the area level over the past 12 months exceeds rational yield benchmarks and is more suitable for end‑user buyers or those focused on future capital appreciation rather than income.
On a 3–5 year horizon, MAYA RESIDENCES 5 stands out positively within the area in terms of price‑to‑rent ratio and may be attractive as a liquid “buy‑to‑let” asset with a high actual return on invested capital, against the backdrop of stable demand both for purchases and for rentals.
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